Board seeks more information from Palm Coast on Seminole Woods project that could add 502 homes and commercial space.
The Flagler County Planning and Development Board met recently and approved three property variance requests while postponing a decision on a major mixed-use development proposed for 119 acres along Seminole Woods Boulevard. The board voted unanimously to continue the large-scale project to January, requesting additional traffic information from the City of Palm Coast.
Pool Deck Variance in Ocean Hammock Approved Despite Neighbor Objection
The board unanimously approved a variance request for a pool and pool deck at 1 Rue Grand Mer in the Grand Mer subdivision of Ocean Hammock. The property owner sought a six-and-a-half-foot reduction from the required 25-foot side yard setback, which would allow the pool deck to sit 18 feet and 11.5 inches from the property line instead of the required 25 feet.
Staff explained that the lot’s irregular shape, caused by a cul-de-sac from Granada Boulevard cutting into the rear of the property, created the hardship. Under normal circumstances, the side setback would be 15 feet, but because the property borders a street, the requirement increases to 25 feet.
Neighboring property owner Mark Trudeau of 510 Granada Drive spoke against the variance, asking the board to reject the request. “The property is already quite large. The home is very large, and the setback that’s requested would effectively impinge a bit on my lot,” Trudeau said. He also expressed concerns about what he described as adversarial communications from the property owner regarding landscaping and garbage placement, presenting emails he said documented these disputes.
Shan Brooks, representing the applicant, responded that a fence and landscape buffer would surround the pool, preventing any view obstruction. He explained that the cul-de-sac’s intrusion into the property left only seven feet of walkway space when exiting the lanai, making the variance necessary for a functional design.
Board member Anthony Lombardo noted that disputes between neighbors over landscaping and communications were not germane to the variance application. “Somebody could be a horrible person, and I’m not saying your client is or isn’t, but they still have rights, and we have to apply the code fairly, whether or not there are nice people or not,” Lombardo said.
The motion to approve passed unanimously, with all five board members voting in favor.
Father Granted Fence Height Variance for Autistic Son’s Safety
The board unanimously approved a two-foot fence height variance for Robert Pittenger at 82 Sanchez Avenue, allowing him to keep a six-foot fence he had already constructed in an area where four feet is the maximum allowed height within the front setback.
The property sits across the street from a Citgo gas station that has access from both Sanchez Avenue and North Ocean Shore Boulevard. Pittenger, who built the fence before realizing his property fell under county jurisdiction rather than Palm Coast’s, explained that his son has level three autism with a documented history of elopement.
“My son, if he weren’t sleeping, I could have him stand up for you. He’s got a history of elopement,” Pittenger told the board. “He actually had an incident at Bunnell Elementary School approximately six months ago, a year ago, where he escaped from the playground there, which is a four-foot-high fence. He’s a climber.”
Pittenger described the fence as his family’s last barrier of protection, noting that A1A is one street away and there is significant ATV traffic in the neighborhood. “It keeps me up at night. That was the main purpose of this fence. Four feet, he can most definitely climb over,” he said.
Raymond Royer of Painters Hill spoke in support of the variance, suggesting the board could add language requiring the fence to return to four feet if the property changes ownership or is damaged in a storm.
Staff noted that while the property itself is not unique, the commercial gas station across the street creates reduced privacy and safety concerns. The fence is set back at least five feet from the property line on a 50-foot right-of-way, leading staff to determine the variance would not cause substantial detriment to the community.
The motion to approve passed unanimously.
Homeowner Approved to Enclose Carport on Historic Lot
The board unanimously approved front and rear setback variances for Scott Enneagram at 3 Live Oak Road, allowing him to enclose an existing carport and expand a front porch on his 1969 home.
The property is a non-conforming lot of record at approximately 6,000 square feet, significantly smaller than the one-acre minimum required in the MH-1 mobile home zoning district. The existing dwelling already sits closer to property lines than current code allows, with 12.76 feet from the rear property line, where 20 feet is required, and 24.29 feet from the front, where 25 feet is required.
Staff explained that the home was built before the adoption of the land development code. The owner plans to convert the carport into living space to add square footage to the 700-square-foot home while staying within the existing footprint.
Board member Lombardo noted that the house was built when there was no zoning, and regulations were later applied to the property. “Those are small houses, and the enjoyment of it would make more sense if they could enlarge them and not seem to bother neighbors,” he said. A letter of support was received from a nearby property owner.
The motion to approve passed unanimously.
Major Seminole Woods Development Continued to January
The most substantial item on the agenda involved a request from ICI Homes to change the future land use designation on 119 acres along Seminole Woods Boulevard from agricultural and timber and commercial low-intensity to mixed-use high-intensity. A companion rezoning request to planned unit development was also under consideration.
The proposed development would include approximately 72 acres of residential uses with single-family homes, townhomes, and multifamily units, 12 acres of assisted living facilities, and 11 acres of commercial space, including a potential grocery store. The applicant proposed a parcel-specific limiting policy capping density at seven units per acre rather than the 10 units normally allowed under mixed-use high-intensity, resulting in a maximum of 502 residential units.
Staff reported the project would generate an estimated 4,845 additional daily vehicle trips, increase water demand by 427,000 gallons, add 369,000 gallons to sanitary sewer demand, and generate 101 new students for local schools based on current generation rates.
Dick Smith, Vice President of Land Development for ICI Homes, explained the company’s reasoning for seeking the mixed-use high-intensity designation. “The reason why we went to mixed-use high-intensity was for one reason only. We want to have the ability to put a grocery store,” Smith said. “Without going to mixed-use high-density, we wouldn’t have the ability to do that.”
Nika Hosseini of ICI Homes addressed concerns about the theoretical maximum numbers presented in staff reports. “It’s a math equation that isn’t looking at the property and what’s actually feasible. When you take into account stormwater, roadways, impervious surfaces, pervious surfaces, all of that, it’s impossible to get to the numbers that are being reported,” Hosseini said.
Two residents from South Cooper’s Hawk Way spoke during public comments, raising concerns about traffic conditions on Seminole Woods Boulevard. Matthew DiBella noted that the portion of Seminole Woods where the development would occur narrows from four lanes to two lanes, creating an existing bottleneck. “There has been an expansion, particularly in that area. There are at least three, possibly four new communities that have gone up,” DiBella said.
Jim Dacostino raised concerns about flooding, noting that during recent storms, there was major flooding on Seminole Woods Boulevard. “It’s really not suited for that neighborhood in my view,” he said.
Board Chairman Michael Boyd expressed concerns about approving entitlements without full information from Palm Coast, which maintains jurisdiction over Seminole Woods Boulevard as a city road and would provide water and sewer utilities to the development.
“Once we recommend it, it goes to the county commission, and then they get to vote on it. But that’s the same mirroring image that I’m looking at. Once it leaves us and we approve it, in our minds we’re saying, ‘Okay, this is what we think is right,'” Boyd said. He noted that neighbors often do not become aware of developments until construction begins.
The applicants confirmed they have not yet decided whether to seek annexation into Palm Coast, though utilities would come from the city. Staff indicated Palm Coast had been provided all application materials through the joint planning committee, but had not submitted any comments, questions, or concerns.
Board member Ron Long made a motion to continue the future land use amendment to the January 13 meeting to obtain more information from Palm Coast regarding traffic studies and the city’s overall views on the project. The motion passed unanimously.
The companion rezoning request was also continued unanimously to January 13, as a future land use change must precede any rezoning decision.
Legislative Updates and Adjournment
During staff comments, board members inquired about potential changes to the land development code, particularly regarding requirements for community meetings on large development projects. Staff indicated the county is waiting for Florida Senate Bill 180 to be resolved during the current legislative session before pursuing such changes, as additional community meeting requirements could potentially be considered more burdensome under pending state legislation.
The meeting adjourned with staff wishing board members a Merry Christmas and a Happy New Year. The continued items will be heard at the January 13 meeting at 6 p.m., with the Board of County Commissioners scheduled to consider the Seminole Woods project on January 12 pending the planning board’s recommendation.
